Professional management and screening will have the largest impact on how your investment performs month to month from a cash flow perspective. 

The m2m tenant presumably has lived there for MORE than 12 months, so based on AB1482 "no-fault eviction" legislation, you cannot simply give notice to vacate.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

For example, you might pay them $2k now for the right to buy the property no sooner than 12 months from now and no later than 24 months from now for $100k.

Hopefully you have a lease that you can point to that spells out things like "quiet enjoyment" and no unauthorized persons living at the property for more than 2 weeks, for example.

I hear LLC, no LLCs but umbrella policies and keep pulling out equity to help with asset protection.  

We’ve been good tenants paying on time for the entirety of our stay here.The property owners are brother & sister (and I believe a third sibling), but they’re never really on top of things, and no property management.

There's just really no one size fits all and a lot of it is trial and error.

You want to keep it as you like the cash flow or see the market really performing well for the next 2-3 years. 

But usually wholesalers are preying on the desperate - the ones who had a loved one die and can no longer afford the house, or can no longer take care of the house, or who are behind on their mortgage and are about to go into foreclosure, etc.